It just went into foreclosure and when I called the bank to inquire about it, they said they have no information and to wait for the sheriff's sale.

We both think that starting a group who meets regularly to discuss South Austin, Buda, Kyle and San Marcos would be beneficial to everyone involved and lead to great connections in the area.  

I have found that Realtor Associations are great at writing sales contracts but allow for way too many gaps in their leasing documents.    

That being said, there is no way many would rate this a "B" area neighborhood the way most investors use those terms unless they were trying to make a sale to an out of area investor.  

You can use cash on cash or IRR to figure out value to you but at the point of sale, sales comparables is the only thing that will matter.

There would be no assignment fees only profit between purchase costs and sales net proceeds.

However, if I were to get my sales associate license, would that protect me against any potential legal issues?

What I keep finding out is that my target price is always at least 20% below seller's asking price.Here are my rules/metrics:total economic loss after property is stable is 12% (15% in lower quality areas)incremental rent growth after the property is stable is 2%expenses grow by 2%/yearproperty tax is 90% of the purchase price multiplied by a local tax rate (usually doubles tax from whatever seller pays)payroll $1000-1200/unit regardless of the property size (brokers claim that 30-units don't need payroll but I don't believe them :-) )reserves of $300/unit counted in expensesexit cap rate is 100 basis points higher than current cap rate (e.g. exit at 8% if current cap rate is 7%)cash-on-cash ROI 10%+ starting in the second year; first year may be lower if this is a value-add5 years total ROI (assuming sale) is at least 100%IRR 15%+ over 5 years (al ROIs are net to investors after 20% sponsor override)I can adjust may metrics to some degree but in order for me to get to the seller's acceptable price I have to adjust most or all of them to unsustainable levels.So, what should I do other than keep underwriting and waiting until the market turns down and all of a sudden my numbers would make sense for a seller?

How do I get him to want to utilize his sales ability, in wholesaling?

We agree with @Jonathan G. about keeping filters changed regularly.